THE RESIDENT PORTAL

At ALH Real Estate Group, we are looking for tenants that can fulfill three basic requirements: (1) pay their rent on time, (2) not deal drugs, and (3) treat the property or house with care and respect. If you can abide by those three basic rules, then we encourage you to read on.

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At ALH Real Estate Group, we recognize that not everyone has ‘perfect’ rental credit. We strive to work with applicants on a case-by-case basis to assist good tenants in finding good homes.

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The following tenant screening criteria outline our requirements. ALH Real Estate Group has, at its sole option, the ability to grant waivers to some of these criteria. Waivers to these criteria may be allowed up to a maximum of three, at our discretion. One waiver will result in an increase in the security deposit of 25%. Two waivers, if granted, will result in a 50% increase in the deposit and three waivers, if granted, will result in a 100% increase of the security deposit. After three waivers, the application is denied. The application may be denied at any time, depending on the nature of the violation(s) and subject to Fair Housing Laws.

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Please be advised that as it relates to ‘first in time’ we use the showing date and not the application date.  You can apply for a home or apartment in advance of seeing it, but it will not put you at the front of the line.

Below is a listing of our criteria:

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General Criteria

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1. Incomplete, inaccurate, or falsified information on the application is immediate grounds for denial and/or termination of the lease. (No waiver allowed for falsified information.) We will also withhold the entire holding agreement fee (if any) if we find false or misleading information on the application.

2. All applicants 18 or over must complete an application in full regardless of status in the family.

3. Government-issued photo ID (driver’s license, passport, ID card, etc.) required of all applicants over 18 years old.

4. Applicant is a good citizen. Good citizen(s) means:

   • Applicant is a good neighbor.

   • Applicant does not conduct illegal activity, disturb or pose a threat to neighbors, takes care of the property, and adheres to terms of the rental agreement. This is confirmed by previous landlords, criminal reports, and/or other sources.

5. ALH Real Estate Group will not accept screens from other sources. We must do our own.

6. Service animals: Seeing eye dogs and other animals used as “service animals” or “emotional support animals” to assist the disabled are permitted to reside in the house or apartment with the resident(s). Documentation is required.

7. Special Needs: ALH Real Estate Group is willing to make reasonable accommodations to a property that may be required for those individuals with special needs. The cost for such accommodations (and removal of such accommodations at the termination of the lease) shall be borne by the resident.  

8. Exceptions: At the written request of the applicant, an exception to the above criteria may be made subject to Fair Housing Laws, the final approval of ALH Real Estate Group, and the Owner.

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Rental History Requirements

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• Applicants must have 24 months verifiable rent or mortgage history from a non-relative. Where less than 24 months, a co-signer may be requested. 

• No collections from housing providers.

• Current and previous landlord information must be verifiable.

• Applicant(s) must receive positive recommendation from landlords.

• Qualifying applicants with no rental history will be required to have cosigner.

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Income Requirements

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• Combined gross wages of applicants and co-signers must be three times the rent.  ALH Real Estate Group reserves the right to consider 2.7 times rent.  We will not drop below 2.7 times rent.

• Self-employed applicants must submit prior year tax documents.  Income based on net income.

• All source(s) of income must be verifiable either through employer pay stubs, tax returns, or bank statements.

• Applicants should have a minimum 6 months employment with their current employer.

• Non-taxable income (such as Social Security) may be grossed up 25%.

• We will not use future income except with a verifiable job offer letter detailing exactly the amount to be earned each month.

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Credit Criteria

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• Credit score: Because a credit report says very little about what we are looking for in a tenant, we do not rely on any specific credit score.  Rather we evaluate the report in its entirety, in combination with other tenant screening criteria.

• The credit report should indicate good payment history with no collections from housing providers or utility companies.

• The credit report should not have more than 10 non-medical accounts or $5,000 in non-medical collections.

• Credit items not affecting qualification include: paid collections, satisfied judgments, medical accounts, and discharged bankruptcies.

• There can be no active bankruptcies. All bankruptcies must be discharged.

• No evictions or unlawful detainers within the past five years.

• Foreclosures are allowed.

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Criminal Criteria

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• A 50-state criminal records report will be run on every adult applicant.

• We perform an individualized assessment of any adult tenant’s criminal evictions. We consider the nature and severity of the offense, the number and type of convictions, the time that has elapsed since the conviction, evidence of good tenant history before and after conviction, any additional information showing rehabilitation, good conduct, or other factors that you would like us to consider.

• A conviction, guilty plea, or no-contest plea for any felony or any misdemeanor or gross misdemeanor involving assault, intimidation, sex-related, drug-related, property damage, weapons charges, criminal trespass, theft, dishonesty or prostitution will be grounds for denial.

• Any criminal record activity that could be deemed harmful or threatening to the health and safety of an individual, the rental property, neighborhood or property of others will be grounds for denial.

• Pending charges or outstanding warrants for any of the above will result in a suspension of the application until charges are resolved. Properties will not be held off market while awaiting resolution of pending charges.

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Other Criteria

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• We allow only two people per bedroom. Exceptions are when occupancy laws stipulate more or less.

• Home-based business: Please use the premises only as a private residence. Working from your home is allowed. However, we ask that you do not use it as your primary work place. For example, we do not allow home daycare businesses or hair salons. In addition, the property is not to be used in any way that is illegal or dangerous or which would cause a cancellation, restriction, or increase in property or management insurance premium.

• We do not accept third party checks for assistance with security deposit or other (non-rent) move in monies, including but not limited to programs administered by YMCA, YWCA, Red Cross, and Catholic Community Services.

• Move-in monies must be paid by cash, money order, or cashiers check, or online through the tenant portal. Checks must be written on a personal account. Personal checks and online portal payments must clear the bank prior to receiving keys.

• Applicants with marginal qualifications may be asked to provide a Guarantor. A Guarantor (or co-signer) is a signatory on the lease and becomes financially responsible.  The Guarantor is not permitted to live on the premises.

• We have a strict no smoking policy.

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Application / Move-In Process

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• Give the leasing agent $500 to hold the unit and sign a holding agreement.

• The holding fee is non-refundable if you back out of the unit or falsify information on the application.  If you are denied by us it will be returned.  The holding fee is converted to part of the security deposit at move-in.

• An application fee of $30 per adult (over 18) is required. No exceptions.

• Applications are completed and paid for.

• A signed tenant release & consent form is required to verify employment and/or rent.

• It can take 1-3 days to complete the screening process, depending on verification of references.

• Keys will be issued after a lease and all addenda have been signed by all residents and Guarantors, and all agreed upon monies are paid.

• Complete a Property Move-In Condition Report with the manager.

• Transfer all tenant-paid utilities into your name effective your move-in date.

• Do NOT install satellite dishes without prior permission. Failure to do so will result in removal of dish and possible repair of the building/property at the tenant expense.

• Return Property Move-In Condition Report within 3 days after move-in date if there are any notable exceptions after the move in.

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Additional Notes

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• Applications — We verify all information on the application carefully. If you provide false or misleading information on the rental application then you risk forfeiting the holding fee for our time involved in the process.

• Application fees are non-refundable.

• Tenants may not move in until all of the move-in monies have been paid.

• We typically collect a deposit towards last month’s rent. We can stage the payment of this deposit over a maximum of 4 months, beginning with the second month after move-in to ease the burden of moving. Tenants may pre-pay this deposit at any time, including at move-in.

• Renter’s insurance is required.

• We do not rent to tenants who use drugs or fail to keep the home in a safe and sanitary condition.

• We enforce all late fees.​

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Reasonable Accommodations

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• Tenants with disabilities may make requests for reasonable accommodation(s).  All requests should be in writing, and must be accompanied by appropriate documentation.